Buying property in Lagos, Portugal: the step-by-step process
Last updated: 2026-10-02
To buy property in Lagos you get a Portuguese tax number (NIF), sign a promissory contract (CPCV) with a deposit of usually 10%, then complete at the final deed (escritura) before a notary, paying transfer tax (IMT) and stamp duty first. A foreign buyer can do all of it, and the whole process typically takes two to three months.
1. Get a NIF and a bank account
Everyone who buys in Portugal needs a Portuguese tax number, the NIF, which you get from the tax office or through a representative. A non-resident from outside the EU also appoints a fiscal representative. Most buyers open a Portuguese bank account at this stage to move funds and set up utilities later.
2. Reserve the property
Once you have chosen a property, a reservation agreement takes it off the market for a short period while checks are done. The reservation fee is normally deducted from the price later.
3. Sign the promissory contract (CPCV)
The Contrato de Promessa de Compra e Venda is the binding step. The buyer usually pays a deposit of around 10%, and the contract sets the price, the completion date and the terms. If the buyer pulls out they normally lose the deposit; if the seller pulls out they normally repay it doubled.
4. Due diligence before completion
Between the promissory contract and the deed, a lawyer checks that the property is clean: the land-registry record (certidão permanente), the tax record (caderneta predial), the habitation licence (licença de utilização), the energy certificate, and the technical sheet (ficha técnica da habitação) for homes built or altered after 2004. This is where problems like unlicensed extensions or a missing habitation licence surface.
5. Pay the taxes, then complete at the deed (escritura)
Before the final deed you pay the property transfer tax (IMT) and stamp duty. Completion is the escritura pública, signed before a notary, where the balance is paid and ownership transfers. The lawyer then registers the new owner at the land registry.
Who pays the estate agent?
In Portugal the estate agent's commission is paid by the seller, not the buyer. A buyer works with a licensed agency at no direct cost. You can check any agency's licence (AMI number) on the public IMPIC register.
Common questions
Can a foreigner buy property in Portugal?
Yes. There are no restrictions on foreigners buying property in Portugal, whether or not they live there. You need a Portuguese tax number (NIF). An EU or EEA resident never needs a fiscal representative; a buyer from outside the EU/EEA either appoints one or signs up to the tax office's electronic-notifications system instead.
How long does it take to buy a property in Lagos?
From agreeing a price to completing at the deed is typically two to three months, depending on how quickly finance and the legal checks are done.
Do I need a lawyer to buy property in Portugal?
You are not legally required to, but it is strongly advised. A lawyer runs the due-diligence checks that confirm the property is free of debts, licensed and correctly registered before you are committed.
How do I check an estate agent is licensed in Portugal?
Licensed agencies hold an AMI number from IMPIC, the public regulator. You can look up the number on the IMPIC register to confirm the agency is authorised to act.
Local expert: This guide references Villas Key - Mediação Imobiliária, Lda, a licensed estate agency in Lagos (AMI 10865).